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Globeville neighborhood plan

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Title:
Globeville neighborhood plan
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Community Development and Planning, City and County of Denver
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Denver, CO
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City and County of Denver
Publication Date:
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English

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Auraria Library
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Full Text
PLANNING OFFICE COPY
DO NOT REMOVE
GLOBE VI LLE
NEIGHBORHOOD PLAN
DENVER PLANNING AND COMMUNITY DEVELOPMENT
FEBRUARY 1989


ACKNOWLEDGEMENTS
Globeville Neighborhood Planning Team:
Annie Bolden
Carol Christensen
Betty Lopez
John T. Milosovich
Ann 0'Rell
Pauline Wolf
John A. Harris, Denver Planning Office
Doug Wheeler, Denver Zoning Administration
Globeville Civic Association:
Rev. Joseph Hirsch, Facilitator
Paulette Hirsch, President
Victoria Cassilas
Jerry Kite
Frank Lopez
Kenneth Mondragon
Cleo Valdez
Sarah Wolf
Deborah L. "Debbie" Ortega, Councilwoman, District 9
Judy Montero-Cisneros, Administrative Asst., District 9
Final draft written by John A. Harris and Doug Wheeler
Karl Haberman, Graphic Artist, Denver Planning Office
Frances Burg, Administrative Clerk Typist, Denver Planning Office
Billie Bramhall, Deputy Director of Neighborhood Planning,
Denver Planning Office and Community Development Agency
William Lamont, Jr., Director of Planning and Development
The Honorable Federico Pena, Mayor


GLOBEVILLE NEIGHBORHOOD PLAN
Table of Contents
Page
I. INTRODUCTION
Vision 1
Neighborhood Planning 2
Use of Plan 2
Planning Process 2
Plan Overview 3
History 3
Neighborhood Image and Public Perception 6
II. LAND USE AND ZONING
Overview 7
Key Issues and Recommendations 10
Central Globeville-Residential Area 11
East Globeville-Industrial/Retail Business Area 15
West Globeville-Tourist/Industrial/Office Area 19
III. ENVIRONMENT
Overview 23
Key Issues and Recommendations 24
IV. TRANSPORTATION
Overview 25
Hazardous Materials 26
Key Issues and Recommendations 27
V. COMMUNITY FACILITIES
Overview 32
Argo Park 32
Globeville Recreation Center 32
Stapleton Recreation Center 32
Globeville Senior Center 33
Public Schools 33
Laradon Hall Vocational Center 33
Health Facilities 33
Key Issues and Recommendations 34
VI. NEIGHBORHOOD HOUSING CONSERVATION
Overview 36
Key Issues and Recommendations 37
VII. NEIGHBORHOOD BUSINESS
Overview 39
Key Issues and Recommendations 39
APPENDIX
1. Globeville Neighborhood Profile i
2. Blocks Recommended for Sidewalk Construction ii
MAPS
A. Globeville Existing Land Uses 8
B. Globeville Zoning and Neighborhood Subareas 9
-C,..... dlobeville Proposed Gateway Landscaping and 20
Streetscape Improvements
D. Globeville Truck Routes for Hazardous Materials 30
E. Globeville Proposed Bikeways 31


GLOBEVILLE NEIGHBORHOOD
LOCATION MAP


I. INTRODUCTION
VISION
Globeville is a significant part of Denver's history. People came from across
the ocean seeking a better life, settling in'modest little communities near
their work places. The Globeville neighborhood was one of these communities.
It was for many years an ethnic enclave whose residents were strongly
associated with work at the smelters and stockyards. As time passed -and the
economic-structure-of Denver changed,-the Globeville neighborhood continued to
offer housing to the longtime residents, tho'se of-their children who chose to
remain, and new and different ethnic groups looking for modest, comfortable
homes in a secure neighborhood. The relationship to the smelters and the
stockyards stopped many years ago with the demise of those industries in
Denver.
The presence of the old churches and civic organizations, as well as the
strong component of public facilities and the single family residential
zoning, has added to the stability of Globeville, even against great odds.
Residents today see Globeville as a comfortable place to live, raise children,
and have roots. The Plan envisions conserving this residential character and
protecting existing housing stock. Public and private facilities serving
residents must continue to be maintained as high quality facilities in order
for this small neighborhood, surrounded by major freeways and industrial uses,
to survive. The continuing desirability of this area as a residential area is
dependent on the pride of the residents and- constant maintenance of the
services and amenities which serve the neighborhood. If either declines the
area would rapidly lose its livability. New residential construction is'not
anticipated in the neighborhood except for small developments on R-l infill
sites and a possible multi-family elderly housing development. The recreation
facilities and school in the neighborhood are especially important to its
stable future.
As a highway and transportation hub, continued neighborhood access to the
freeway system at present locations is a critical issue facing-the community.
The Plan views the freeway system as the primary access for Globeville and
Denver, presenting opportunities for landscaping a key city and neighborhood
entry point, and for developing new retail, tourist and light industrial
businesses along Washington Street and Fox Street near the freeway
interchanges. Commercial redevelopment along Washington Street will be sought
to replace blighted areas which were formerly industrial uses. Although new
retail business will primarily be generated by the pass-through market, these
businesses will also serve the Globeville resident families. Bulk purchase
and discount food stores, as well as service businesses, will best meet the
needs of these markets. New zoning may be needed along Washington Street to
attract new businesses and jobs for local residents.
1


Globeville is best understood as three land use subareas, each with its own
unique strengths, problems, and opportunities:
1. Central Globeville Residential Area
2. East Globeville Business/Industrial Area
3. West Globeville Industrial/Office/Tourist Related Business Area
KEY ISSUES AND RECOMMENDATIONS Globeville As A Whole
Action Recommendations
1. Maintain all present inter-
state highway access points for
transportation movements into
and out of Globeville.
Retention of highway access at
current locations is essential
for the continued economic
viability of neighborhood
industrial, retail, hotel,
office, and residential land
uses. Approximately 12,000 jobs
and 3,600 residents would be
affected by the loss of
highway' access, and the
neighborhood's potential for
development of new businesses
would be jeopardized.
2. Develop and maintain .a broad-
based group with neighborhood-
city-state-federal participation
to analyze and interpret findings
of potential environmental
hazards in the neighborhood.
Analysis of possible air, soil,
and groundwater contamination
from the ASARC0 site in Adams
County is an immediate priority.
3. At the time of the recon-
struction of the I-25/I-70
interchange, install solid
screening fences and
landscaping treatment along
1-70 and 1-25 to buffet the
residences from highway noise
and pollution, and to improve
the visual image presented
to visitors at a key Denver
gateway.
Responsibility
Colo. Department of Highways
Federal Highway Administration
Public Works-Transportation
Division
City Council
State Legislature
U.S. Senate
U.S. House of Representatives
Neighborhood Groups
Colorado Dept, of Health
Colorado Attorney Generals
Office
Environmental Protection
Agency
City Agencies
Colorado Dept, of Highways
Denver Planning Office
State Legislature
10


Action Recommendations
Resoonsibilitv
4. Consider local historic district
designation for Globeville. A district
designation should be done if it
provides stabilization to the
neighborhood or there are economic
benefits for residents and businesses.
Disincentives may include time and
added expenses for home improvements.
Incentives include possible increases
in property values, tax benefits, and
greater commitment from the City and
other agencies to preserve, protect
and support the neighborhood.. Other.
alternatives include designation of
individual structures, "informal"
designation of sites by placement of
historic markers, and National Historic
District designation. A brief listing
of significant sites should be prepared
.and published with distribution through
neighborhood businesses for use by
bicyclists and walkers coming to
Globeville on the Platte River Greenway.
Landowners
Globeville Civic Association
Denver Planning Office
Denver Landmark Commission
Business owners
Colorado Historic Society
5. Work with Adams County on Denver Planning Office
redevelopment strategies for Adams County Planning Dept.
areas of shared interest. The
Bannock Street and Washington
Street corridors and the Northside
Treatment Plant site are
specific areas where joint
planning is desirable.
Central Globeville
Central Globeville consists of about 40 square blocks, extending from
the Burlington Northern railyards (43rd Avenue) north to the Denver City
limits at 52nd Avenue. Generally, the alley between Washington and
Pearl Streets, and the Burlington Northern Railroad tracks form the
eastern edge; and Broadway Street acts as a western edge. Much of this
area is zoned R-l for single family homes. There are some pre-existing
side by side and basement apartment residences. North of 51st Avenue
are 234 units of public housing multi-family residences located on
several blocks at Stapleton Homes (R-3 zoning). Adjacent to the R-3
zoning are several blocks zoned for institutional uses (R-5 zoning) on
which Laradon Hall, a vocational center, school, and residential
facility for developmentally disabled children and adults is located.
Neighborhood-serving businesses are found along 45th Avenue (B-2 zoning)
and at 51st Avenue and Lincoln Street (non-conforming R-l zoning). A
small farm with livestock is in the lowlands near the center of this
subarea (non-conforming R-l zoning).
11


Although residents generally perceive the neighborhood to be a unified
whole, there are physical impediments that split the Central Globeville
residential area and act to restrict the flow of movement. Interstate
Highway 70 is breached at only two locations (Lincoln and Washington
Streets); the Burlington Northern Railroad tracks are crossed at three
points (Broadway, Lincoln, and Washington Streets); electric
transmission lines and towers within a Public Service Company easement
create a third visual barrier across the neighborhood. Although these
barriers are somewhat divisive, a portion of the railroad right-of-way
is beneficial to Central Globeville in that it serves as a hard edge to
separate residential and industrial land uses.
Central Globeville is characterized as a neighborhood with rich ethnic
and cultural diversity, a high rate of owner occupied modestly priced
homes, and housing stock in reasonably good conditions. Key issues
include:
maintaining and improving the existing residential
character.
retaining the present level of highway access,
determining any possible hazards resulting from toxic
contamination of soils in parts of the neighborhood,
developing retail and personal service businesses.
Action!Recommendations
Responsibility
1. Maintain current R-l zone
district boundaries at the
edges. Study existing zone
district lines to determine
where downzoning to R-l might
be appropriate. The west side
of Pearl Street between 44th Ave.
and 45th Ave., currently zoned
B-4 but occupied by residential
uses, is one possible area.
Support PUD rezoning of sites
for uses compatible with R-l
zoning (low density multiple
unit residences, child day care
centers, senior housing, art
gallery, live theater, health
club, and similar uses). Should
1-25 exits be moved north from
present locations near 49th Avenue,
support the rezoning of adjacent
R 1 and R-3 land to P.U.D. zoning
which would permit retail and
tourist related businesses.
Denver Planning Office
Globeville Civic Association
City Council
Landowners
12


Action Recommendations
2. Create a clear delineation
and buffer between the Central
Globeviile residential area
and surrounding industrial
areas. Solid fencing and
landscaping treatment should be
placed along the Burlington
Northern Railyards in south
Globeviile (43rd/44th Ave.)
and new buffering placed along
the western boundaries of
industrial properties south of
51st Ave. along the Burlington -
Northern railroad tracks.
All industrial properties with
outdoor storage of materials
adjacent to residential uses
should be similarly screened.
3. Assist lower income
homeowners in home maintenance
and rehabilitation.
4. Continue street, alley, and
sidewalk improvements. Identify
unsurfaced streets and alleys,
and streets with heavy pedestrian
use that need sidewalks.
Construct new sidewalks with
sufficient separation between
curb and sidewalk to permit .
planting of street trees.
Reformulate city policies that
do not require sidewalks through
industrial areas to facilitate
pedestrian circulation to retail
and transit.
5. Develop strategies to
stabilize Stapleton Homes
occupancy through a mix of
Incomes, ages, and educational
backgrounds of residents.
Modernize and lower the density.
Responsibility
Landowners
Zoning Administration
Denver Planning Office
Railroads and Industrial
property owners
Denver Urban Renewal
Authority
Homeowners
Globeviile Civic Association
Landowners
Denver Planning Office
Community Development Agency
Globeviile Civic Association
Denver Housing Authority
13


Action Recommendations
6. Encourage small neighborhood-
serving business start-ups in
existing structures within the
narrow B-2 zoning along 45th
Ave. Install historic street
lighting between Sherman and
Washington Streets. Encourage
businesses to add flower boxes
and awnings along sidewalk
frontage. Although there is
currently no pressure to extend
B-2 zoning, any future requests
should be supported only with
an agreement to replace lost
housing units at other locations
in Globeville.
7. Unify the segments of the
neighborhood north and south of
1-70 by targeting Lincoln
Street and Washington Street
sidewalks for timely maintenance
(snowTemoval and dirt sweeping),
landscaping treatment, and
historic street lighting.
8. Target and maintain
sanitation, health, parking,
animal control, building and
zoning code enforcement at
high levels.
9. Improve the condition and
appearance of non-conforming
businesses at the comer of
51st Avenue and Lincoln Street.
Removal of graffiti, installation
of flower boxes, and enforcement
of all licensing requirements
are recommended.
Resoonsibilitv
Denver Planning Office
Economic Development Agency
Community Development Agency
Landowners
Business owners
Colorado Dept, of Highways
Public Works- Street
Maintenance
Neighborhood volunteer groups
Public Works- Code
Enforcement
Public Works-Parking Management
Dept, of Health and Hospitals
Public Works- Animal Control
Public Works Building
Inspection
Zoning Administration
Landowner
Dept, of Excise and License
Economic Development Agency
14


Action Recommendations
10. Explore the feasibility and
funding sources for building
elderly housing on vacant
parcels of land at 47th Ave. and
Lincoln Street, 48th Avenue near
Argo Park, along 45th Ave. and/or
along Washington Street (East
Globeville).
11. Celebrate the people,
culture, and history of Globe-
ville with neighborhood
festivals, parades, picnics,
and celebrations.
Responsibility
Denver Planning Office
HUD
Residents, businesses, and
institutions
Globeville Civic Association
Community Centers
Churches
City of Denver
East Slobeville
The East Globeville business/industrial area is bounded on the south and
east by the Platte River, extends west beyond Washington Street, and
runs north to the Denver city limits. Washington Street is the "Main
Street" for this subarea and for the Globeville neighborhood as a whole.
Zoning is 1-2, 1-1, 1-0, and B-4, and was established in 1956. In over
'30 years only two zone change requests have been enacted in this area
(one of these within the last year). Land uses include everything from
single family homes to junk yards and a meat processing plant. As
technology has changed over the years, many of. the labor intensive
industries have closed or moved to new sites outside the neighborhood.
Warehousing/wholesale distribution businesses, auto parts/salvage yards,
and special trades contractor businesses have been slowly replacing
residential and heavy industrial land uses. A number of retail and
restaurant businesses are interspersed among the industrial and
residential properties along Washington Street. The Northside Treatment
Plant is at the far northeast comer of this subarea. The plant has
recently been phased out. A portion of the ASARCO plant property
extends into Denver at the northwest comer of Washington Street and
51st Avenue.
East Globeville is characterized by this highly mixed pattern of land
uses, some large vacant land parcels, and a visually blighted appearance
along Washington Street from 47th Avenue to the city limits. Key issues
include:
retaining the present level of highway access,
improving traffic movements along Washington Street,
creating a positive visual appearance along Washington
Street that will encourage business development,
utilizing the area's close proximity to the Coliseum/Stock
Show complex, 58th Avenue Merchandise Mart, Platte River
Greenway, highway access, and Downtown Denver to encourage
business development.
15


developing neighborhood serving retail businesses and
personal services.
Action Recommendations Resoonsibilitv
1. Conduct a market study to determine the most logical types of businesses to locate within the Washington Street corridor. This study should include analysis of neighborhood- serving retail and personal service businesses (such as laundromat, drug store, beauty shop) not available to Globeville residents, as well as the whole range of industries and businesses that serve the Denver Metropolitan Area. The vacant block on Washington Street between 48th and 49th Avenues, and the comer of Washington and 47th Avenue are recommended for priority attention. Landowners and business owners Economic Development Agency
2. Bring together East Globeville business owners and property owners to develop strategies for new development and determine the zoning required for the types of businesses targeted. Assist small businesses with loans and support services. Denver Planning Office Economic Development Agency Chamber of Commerce
3. Encourage and support rezoning of 1-1 and 1-2 parcels to appropriate PUD, B-l, B-2, B-3, B-4, or 1-0 zone district designation for implementation of Washington Street and East Globeville economic develop- ment strategies. Discourage any rezonings that would extend industrial or business land uses into residential Central Globeville. Landowners, business owners Denver Planning Office City Council
16


Action Recommendations Resoonsibilitv
4. As parcels may be rezoned along Washington Street, conditions should be included to require placement of new buildings near the front property lines, with parking provided to the rear or sides. As parcels may be rezoned adjacent to the Platte River Greenway, conditions should be included to assure compatible building orientation, landscaping, and access from the Greenway. Billboards should be waivered and uniform provisions for street trees be required in all rezonings adjacent to Washington Street. Landowners Denver Planning Office City Council
5. Develop creative business sign standards and street signs Hong Washington Street. Sign type, lighting, and color might be included in these standards. The full length of Washington Street might receive small "Globeville Main Street" signs placed under the existing street signs. Business owners Denver Planning Office Public Works Zoning Administration Landmark Commission
6. Enforce the Denver Zoning Ordinance requirements for paving of business parking areas and screening of junk yards and outdoor storage adjacent to residential land uses. Enforce business licensing requirements for junkyards. Zoning Administration Dept, of Excise and License
7. Encourage the planting of street trees along the full length of Washington St. Business owners City review agencies
8. Consider the enactment of a permanent moratorium on the establishing of new junk yards in East-.Globeville. Zoning Administration Dept, of Excise and License City Council representation
17


Action Recommendations
9. Redesign landscaping
treatment at the Washington St./
1-70 Globeville gateway. New
tree plantings, flower garden,
and a "Welcome to Denver and
Globeville" sign are
recommended. Similarly, design
new landscaping treatment on
Washington Street, at the
north city limits.
10. Determine right-of-way
requirements for Washington
Street improvements. The
absence of a decision on street
widening has delayed expansion
decisions of some business owners.
11. Neither encourage or
discourage the continuation of
non-conforming housing in East
Globeville. Housing stock
withiruthis industrial area
meets the need of some
individuals to combine a place
of residence with operation of
auto repair and similar
businesses not permitted in
residential areas.
12. Develop at least two bikeway
access points between East
Globeville and the Platte River
Greenway. 44th Avenue at the
McDonald's Restaurant, the
I-70/Washington Street
interchange, the Colorado and
Southern Railroad right-of-way,
and 51st Ave. near the former
sewage treatment plant are possible
locations. Encourage Globeville
restaurants to install bike racks
and distribute "Historic Globeville"
tour guides.
Responsibility
Denver Parks Department
Colorado Dept, of Highways
Globeville volunteer group
Business owners
Chamber of Commerce
Public Works-Transportation
Division
Parks and Recreation
Platte River Greenway
Foundation
Public Works-Transportation
Division
Neighborhood businesses
18


Action Recommendations
13. Improve the appearance of
the ASARCO property at the
northwest comer of Washington
Street and 51st Avenue. Install
a sidewalk along 51st Avenue.
Should redevelopment with
business or industrial uses not
be possible, plant trees and
develop landscaping treatment
to contain soil on the site.
14. Continue to study industrial
and recreational redevelopment
alternatives for the large
Northside Treatment Plant site.
Encourage redevelopment and
landscaping treatment along
50th Avenue, the primary
access street to the site.
Coordinate with Adams County
in planning access from the
north.
Responsibility
Landowner
Denver Planning Office
Public Works-Land Office
Adams County Planning
" Department
West Slobeville Tourist/Industrial/Office Area
West Globeville consists of industrially-zoned land generally bounded by
Broadway Street, the South Platte River, the Rio Grande railyards (Inca
Street), and the Denver city limits. 1-70 divides this subarea, with no
provision for streets to pass over or under the highway.
While highways divide West Globeville, common land uses unify the area.
Zoning is 1-0, 1-1, 1-2, and PRV. The first city-enacted zoning in the
1920's allowed mixed industrial and residential land uses in this area.
These uses continue today. When the interstate highways were completed
through Globeville in the 1950's, exits and entrances were placed on
1-25 near 49th Avenue. For a brief time, this new freeway access
spurred a number of successful rezoning requests to change land uses
from R-l to 1-0 in the vicinity of Broadway Street and Leaf Court
between 48th Avenue and 50th Avenue. It is significant that in the 25
years since that time there have been no extensions of industrial zoning
into the Central Globeville residential neighborhood.
The I-25/I-70 highway interchange located in West Globeville carries
252,000 vehicles per day, making this spot the highest traffic volume
point in the state. Highway and railroad access have shaped the
character of West Globeville land uses:
Tourist-oriented businesses (6 hotels/motels with a total of 1,030
rooms, 5 gasoline filling stations, 10 restaurants)
Warehousing distribution businesses
- Manufacturing fabrication businesses
Outdoor storage rail and truck terminals
19


Streetscape Improvement


Offi ces
Single family residential (non-conforming)
Neighborhood landmarks include the Regency Hotel (3S9 rooms), the new
Denver Post printing plant, the Colorado Trade Center (680,000 s.f. of
floor area, 60% leased), and the new intermodal truck-train terminal
along the western edge of Globeville. Nearby activity centers include
Downtown Denver, the Merchandise Mart (58th Avenue in Adams County), and
the Bannock Street furniture outlet business district immediately north
of Denver in Adams County.
Key issues include:
Encouraging the expansion of existing businesses and attracting
new businesses to the area.
Retaining and improving highway access at I-25/49th Avenue and I-
25/Fox Street.
Treating interstate highways as "gateways" for business
development and for projecting an image of the city and
neighborhood.
Action Recommendations
1. Encourage and support
rezoning of 1-1 and 1-2
parcels to P.U.D. zone
district designation to allow
retail and tourist-oriented
businesses west of 1-25 near
freeway access points.
Discourage any rezonings that
would extend industrial or
business land uses into
residential Central Globeville.
Responsibility
Landowners, Business owners
Denver Planning Office
City Council
2. Develop a strong Denver and
Colorado tourist focal point and
information center near the inter-
change of 1-25 and 1-70 (many
tourists do not find their way to
the Convention and Visitors Bureau
located in Downtown Denver). Suggested
is a highly visible focal point that
could provide vistas of the mountains,
and Downtown Denver skyline, and
incorporate shops and restaurants*
with a Colorado motif. A location
at the center of the I-25/I-70 inter-
change would be most ideal. The 1-25/
Fox Street and I-70/Washington Street
interchange are other suggested locations.
Landowners, Business owners
Denver Convention and
Visitors Bureau
Denver Planning Office
21


Action Recommendations
3. Consider new retail and
tourist-oriented business
activity in vicinity of 1-25 and
38th Ave., and at 36th Ave. and
Fox Street (if this site is chosen
for the Denver railroad passenger
terminal).
4. Develop landscape treatment
at the I-25/Fox Street inter-
change. This is an important
Denver, Downtown, and Globeville
gateway.
5. Develop landscape treatment,
improved street lighting, and
sidewalks at the I-25/48th Ave.
underpass. This is an important
Globeville entry point and is
used by residents to reach
retail and personal services
on Pecos Street.
6. Encourage the planting of
street trees along Bannock
Street from 48th Avenue
north to the city limits.
7. Enforce the Denver Zoning
Ordinance requirements for
paving of business parking
areas and screening of
junk yards.
8. Take no action to either
encourage or discourage the
continuation of non-conforming
housing in West Globeville.
Housing stock within this
business/industrial area meets
the need of some individuals to
combine business with a place
of residence.
9. Identify streets with heavy
pedestrian use that need side-
walks. Reformulate city
policies that do not require
sidewalks through industrial
areas.
Responsibility
Landowners, business owners
Amtrak
Colorado Dept, of Highways
Denver Parks Department
Public Works-Transportation
Division
Colorado Dept, of Highways
Denver Parks Department
Public Works-Transportation
Division
Business owners
City Review Agencies
Zoning Administration
Landowners
Denver Planning Office
22


III. ENVIRONMENT
OVERVIEW
The future of Globeville as a residential community and an area where
commercial redevelopment of old industrial areas will occur, depends on how a
number of environmental issues can be alleviated.
In recent years the closing of most of the packing plants and the North Side
Sewage Treatment Plant has improved the environment by eliminating many of the
noxious odors which for years were associated with Globeville. Other less
obvious but possibly more threatening environmental issues remain:
air, soil, and groundwater, contamination from the active ASARCO
plant and other former smelter sites in the neighborhood,
air and noise pollution from the interstate highways,
flooding potential from the South Platte River and several
residential streets with poor storm drainage
The discovery of toxic waste residue from the American Smelting and Refining
Company (ASARCO) located in Adams County and on the northern edge of
Globeville is a neighborhood concern. A Remedial Investigation Report has
recently been prepared to determine the nature and extent of environmental
contamination from the ASARCO plant. This review pertains to soil
contanflnation, ground water, surface water, and air quality for the ASARCO
property and the neighborhood as a whole. Two additional reports, the
Endangerment Study pertaining to health risks and the Feasibility Study
pertaining to environmental clean up will be available in the near future.
Based on information from these reports, residents of the neighborhood and the
city will need to be actively engaged with the clean up plans being developed
by the State of Colorado Department of Health, the Colorado Attorney General's
Office, the U.S. Environmental Protection Agency (EPA), and ASARCO.
Parts of the Central Globeville residential area and most of the East
Globeville industrial and business area on Washington Street lie within the
South Platte River 100-year flood plain. This presents some constraints for
new development in that site design and building engineering must conform to
the Denver Flood Plain Ordinance by raising the level of the lowest floor of
any structure 1.5 feet above the 100 year flood level.
Flood plain management is described in Article V of the Revised Municipal Code
of the City and County of Denver, Volume II. The article was enacted to
promote the public health, safety and general welfare and to minimize public
and private losses due to flood conditions in specific areas. The Denver City
Council on March 17, 1986 passed ordinance number 158 pertaining to methods of
protecting the public and reducing flood losses. The ordinance regulates
building construction and establishes encroachment arc^s which may be
ultimately developed.
23


KEY ISSUES AND RECOMMENDATIONS
Action -Recommendations
1. Develop and maintain broad based
neighborhood participation with city,
state and federal participation to
analyze, interpret and act upon
findings of potential environmental
hazards in the neighborhood.
Analysis of air, soil, surface water
and groundwater contamination from
the ASARCO site is a priority.
2. Encourage implementation of
selected elements of the South Platte
River Flood Control Master Plan.
Of first priority should be
replacement of the Franklin Street
bridge in order to alleviate a
channel obstruction that backs
flood water into Globeville during
moderately heavy rainfall.
3. Continue storm drainage public
improvements in areas of South and
Central Globeville.
4. Install textured concrete
screening fences and landscaping
treatment along 1-70 and I-25 to
buffer residences from highway
noise and air pollution.
5. Encourage the development of
busway and rail transit to alleviate
the need for adding still more
freeway lanes through Globeville
and to eliminate air pollution that
would result from increased highway
traffic.
6. Support efforts of the Metropolitan
Denver Air Quality Council to
reduce air pollution.
Responsibility
Neighborhood Groups
Colo. Dept, of Highways
Colo. Atty. Genls. Offc.
Environmental Protection
Agency
City agencies
Denver Public Works-
Wastewater Management
Urban Drainage and Flood
Control District
Adams County
Denver Public Works-
Wastewater Management
Colo. Dept, of Highways
Denver Planning Office
Regional Transportation
Di stri ct
Colo. Dept, of Highways
Colo. State Legislature
Metropolitan Denver Air
Quality Council
24


IV. TRANSPORTATION
OVERVIEW
Land use and transportation for the Globeville neighborhood are inseparably
tied together with transportation playing an increasing role. Since the
completion of 1-25 and 1-70 twenty-five years ago, Globeville has been at the
center of the highway transportation network for the state and region.
Historically the neighborhood has also been a converging point for railroads
serving the Rocky Mountain region. The recent removal of rail yards from the
Central Platte Valley has further concentrated rail activity in Globeville.
Approximately 262,000 vehicles pass through the neighborhood each day on its
interstate highways; and 6,525 rail freight cars and more than 1,000 Amtrak
passengers come through by train each day.
Highway and rail movements create potential hazards for local residents and
businesses. For example, the 1983 toxic chemical spill in the West Globeville
railyards and the 1984 missile-carrying truck accident both required
neighborhood evacuation.
Construction of High Occupancy Vehicle (HOV) lanes on 1-25 connecting the
northern suburbs with downtown is scheduled to begin in 1990 with the opening
scheduled for 1992. Rail transit proposals are being considered which would
utilize existing railroad rights-of-way in or near Globeville to link Downtown
'with the new airport and to link' Downtown with the northwest -suburbs and
Boulder; however these proposals are conceptual in nature only at this time.
Globevilie's streets were established as a grid system, later overlaid with
the interstate highways and constrained at the edges by the South Platte
River. There are 13.5 miles of local streets, 5 miles of collector streets,
and 1.5 miles of arterial streets.
Transportation concerns of residents include truck traffic through the
residential neighborhood on 45th and 47th Avenues and traffic congestion on
Washington Street. In the central residential area are several dedicated
street rights of way in which streets have never been built. Nearly all other
streets are surfaced, but a number of blocks do not have curb and gutter and
are prone to flooding during summer downpours. Although most residential
alleys have now been either paved or treated with "black gold," several alleys
used by vehicles entering and leaving business parking lots need further
attention.
The neighborhood is served by two north-south RTD transit lines, generally
following Washington and Lincoln Streets, and an east-west line stopping in
Globeville at Fox Street and 38th Avenue.
The age and income characteristics of Globeville residents indicate a fairly
high number of households with people who do not drive and are dependent on a
good sidewalk pedestrian circulation system and bus transportation lines.
Laradon Hall workshops, the Salvation Army workshops, and some of the tourist-
oriented" Businesses in the neighborhood have employees who are particularly
25


dependent on public transportation. Well worn paths in the dirt along key
streets are evidence of the need to continue to improve pedestrian and transit
circulation in the neighborhood.
The Platte River Greenway bike path is at the eastern and southern edge of
Globeville, with an extension reaching Inca Street near 36th Avenue. At this
time there are no designated bike lanes on neighborhood streets.
Many residential streets are used by trucks and.service vehicles for access to
1-70 and 1-25, as well as other surrounding business and industrial areas in
the vicinity of Globeville. The official designated truck routes in the
neighborhood are Washington Street with its ramps, and 46th Avenue (east of
Washington Street). Most streets are now posted for "No trucks over 7,000
pounds empty weight."
HAZARDOUS MATERIALS
The two interstate highways (1-25 and 1-70) are routes approved for all
vehicles including those carrying hazardous materials. Where the elevated
portion exists on 1-70 (Logan Street to Colorado Boulevard) radioactive
materials, poisons and AB explosives (explosives that throw fragments 1/3 mile
or more if fire reaches cargo area) are prohibited at all times. During peak
hours (6:30 8:30 A.M. and 4:00 6:00 P.M.) flammable liquids and liquid
petrolsura gas are prohibited on the interstate's elevated portion. The
hazardous materials route map shown on page 30 was'approved by the City's
Manager of Safety in 1985. The State of Colorado is presently reviewing
possible restrictions to hazardous materials through the I-25/I-70 interchange
due to reconstruction, and the scheduled completion of C-470 and 1-76 in the
near future.
Globeville is subject to prompt emergency evacuation which may require some of
the population of this neighborhood to move to safe areas. Such evacuations
are necessary for the protection of health and life. The area, a
transportation hub of the City with major interstate highways, and railroad
properties/switching yards, sees vast quantities of hazardous materials arrive
and pass through on a daily basis.
According to the City and County of Denver Emergency Operations Plan, citizens
during partial evacuations will relocate to safe areas within the City or
emergency group shelters in low risk host areas determined by Colorado State
authorities. The assigned emergency group shelters that are located in
Globeville are the following city public facilities: Stapleton Recreation
Center located at 5090 Broadway, Globeville Recreation Center located at 4496
Grant Street, Globeville Senior Citizen Center, located at 4400 Lincoln Street
and Garden Place Elementary School located at 4425 Lincoln Street. If the
need occurs for use of other group shelters the City's Emergency Preparedness
Agency, Colorado State authorities and the Denver Branch of the American Red
Cross would determine facilities based on adequate sanitation and cafeteria
provisions.
4
26


Private automobile will be the primary means of transportation for relocatees.
Buses will be provided to relocate residents who do not have private
transportation. Shelter, food and other essential goods will be provided to
the relocatees by the Denver Branch of American Red Cross and other volunteer
organizations.
KEY ISSUES AND RECOMMENDATIONS
Since, over the years the neighborhood has survived all the negative impacts
associated with highly concentrated highway activity along 1-25 and 1-70, the
neighborhood also claims the right to receive the positive impacts of highway
access. This highway access is the most critical issue expressed by residents
and businesses for good reasons.
For the economic stability and-growth of neighborhood businesses,
it is essential that access be provided to and from the highways
at their present locations.
For the health and safety of residents and workers, easy access to
the highways is needed to evacuate in the event of a neighborhood
threatening railroad or highway accident.
For the health and safety of occupants of vehicles using 1-70 and
1-25, exits at present locations are needed when ice-related
accidents occur on the elevated portion of 1-70 to the east of
Globeville and when accidents occur within the I-70/1-25
interchange.
Therefore, the task of designing a better, safer "mousetrap" is a technical
engineering one that should be accomplished within the parameters of
continuing present points of access between Globeville and its highways.
Action Recommendations
Responsibility
1. Widen Washington Street to
four lanes, or provide turning
lanes. Coordinate with Adams
County improvements in this
Division
Adams County
Public Works-Transportation
corridor.
2. Work with RTD to develop a
neighborhood transit link to
the Pecos Street shopping area
and to HOV bus line
through West Globeville.
RTD
Globeville Civic Association
Salvation Army
Laradon Hall
3. Continue street, alley, and
sidewalk im;rovements. Identify
unsurfaced streets and alleys,
and streets through industrial
areas with heavy pedestrian
use that need sidewalks. Construct
these sidewalks.
Landowners
Denver Planning Office
Community Development Agency
Globeville Civic Association
27


Action Recommendations
4. Establish a bike route
highlighting the historic
character of Globeville.
Develop at least two access
points from the Platte River
Greenway. Designate a bike route
through Central and West
.Globeville looping south and west
to link up with the existing .
Platte River Greenway path
at the Lipan/I-25 underpass.
5. Initiate a review of
Globeville's traffic circulation
relative to proposed Colorado
Department of Highways
improvements and possible roadway
locations within and adjoining
the neighborhood.
6. Increase enforcement of
traffic laws in regards to
speeding within the neighborhood.
7. Enforce the neighborhood's
truck routes.
8. Maintain and enforce the
present restrictions on heavy
trucks and toxic material
traffic.
9. Encourage the use of the
1-25 Landscape Master Plan
and its design guidelines for
interstate interchanges and
rights-of-way.
10. Explore the possible extension
and construction of streets to
inaccessible areas of the
neighborhood.
Resoonsibilitv
Parks and Recreation
Platte River Greenway
Foundation
Public Works-Transportation
Division
Denver Landmark Commission
Denver Planning Office
Public Works-Transportation
Section
Colorado Dept, of Highways
Denver Police Department
Denver Police Department
Colorado Highway Patrol
Port of Entry
Colorado Dept, of Highways
Public Works-Design
Engineering, Transportation
Planning and Traffic
Engineering Divisions
28


Action Recommendations
11. Encourage the development of
the HOV bus way and rail transit
to alleviate the need for adding
still more lanes to the interstate
highway through Globeville and to
reduce air pollution that would
result from increased highway
traffic.
12. Survey the neighborhood for
lighting adequacy. Install
lighting on streets and alleys
where needed.
13. Maintain streets, alleys, and
sidewalks, including regular street
sweeping.
14 Maintain pedestrian walkways
..lder 1-70 at Washington and Lincoln
Streets including year around
cleaning and winter snow removal.
Responsibility
Colorado Dept, of Highways
Regional Transportation District
Colorado State Legislature
Globeville Civic Association
Public Service Company of CO
Public Works
Public Works
Colorado Dept, of Highways
29



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V. COMMUNITY FACILITIES
OVERVIEW
Neighborhood facilities, especially parks and schools, are important to the
identity and quality of life in the neighborhood. They shape the feelings of
residents and the perceptions of visitors and prospective investors about the
neighborhood. Two recreation centers are operated by the City and provide
recreational activities for all Globeville residents. There is limited public
open space directly within the neighborhood, although, the area is flanked on
the east side by the linear Platte River Greenway. The Platte River Greenway
was a redevelopment project which transformed the South Platte River's
neglected and abused environment to a waterway working in harmony with its
surroundings. The free flowing river provides the surrounding populace the
opportunity to relax and enjoy a bit of green space at the Globeville Landing
Park or ride a bicycle along the trail. It is a welcome amenity in the
neighborhood.
Argo Park
Argo Park is centrally located between Interstate Highway 25 and the
South Platte River just north of Interstate 70 at 47th Avenue and Logan
Street. The neighborhood park.opened in 1880 on 3.82 acres and was
acquired by the city in 1906. The park over the years has received
improvements with $45,000 of major work completed from the 1964 bond
funds and the City's Community Development Agency allocation of $158,721
in 1981-1982. The existing park today contains 7.9 acres and includes a
swimming pool, a restroom, tennis court, softball field, junior football
field, playground facilities and picnic tables along with a memorial
statue dedicated in 1948 in memory of the "gallant men of Globeville who
sacrificed their lives in World War I and World War II."
Globeville Recreation Center
The Globeville Recreation Center is centrally located for the residents
south of 1-70 at 4496 Grant Street. The center was originally designed
to serve the entire Globeville neighborhood. However, since the
construction of Interstate 70, it primarily serves the portion of
Globeville south of the highway. The center experienced various
improvement phases; the gymnasium was built in 1976 and ten years later
in 1986 another section was added to the building. Host users of the
facility walk to the center although the interstate presents an
obstruction for those pedestrians who live to the north.
Stapleton Recreation Center
The Stapleton Recreation Center located at 5090 Broadway was built in
1965. The center was named in honor of Benjamin F. Stapleton former
Mayor of D'nver. The location of the facility is ideal for both the
Stapleton Homes Housing complex and the R-l zoned single-family
residential sections to the east and south of the center.
32


Globeville Senior Center
The Globeville Senior Center was established through funds provided by
the City and County of Denver in 1974. The center, a renovation of the
two-story First German Congregational Church located at 44th Avenue and
Lincoln Street, was dedicated in 1975. It includes a kitchen and space
for group activities. The Globeville Senior Center will continue to be
open in the immediate future for specific program activities as
identified by the Globeville.community together with the Parks and
Recreation Department.
Public Schools
Garden Place Elementary School located at 4425 Lincoln Street was
originally started as a little red school house in 1882 with about 60
children from first grade through high school. The school became part
of the Denver Public School system in 1902 with the name of Garden Place
due to its location amid Globeville's fertile agriculture surroundings.
The school has had various improvements to its structure additional
classrooms in 1904 and the construction of still more classrooms,
gymnasium and auditorium in 1923 when the older south section was
demolished.
Laradon Hall Vocational Center
The Laradon Hall Vocational Center is located in the old Globeville
Elementary School. The school was built on the northern boundary of the
xity limits in 1930 because the School Board anticipated growth in
population for the Globeville area. This growth never materialized and
consequently the school was not used as an elementary school. In 1951
the school was bought by the Colorado Elks Association and converted
into a training center for mentally retarded youngsters. There are
facilities in the old main building for classes, while the dorms have
living quarters for about 90 trainees. Wings branching north from the
original structure have been added in recent years. Within the wings
are large spaces for industrial training, warehousing, assembly and
piece work, packaging and manufacturing of tile. There are also
numerous classrooms and offices. Within the complex is an indoor
swimming pool, gymnasium, 254 seat auditorium, cafeteria and an
excellent playground.
Health Facilities
The Globeville Community Health Clinic, formerly the Stapleton Health
Clinic, is now located at 5075 Lincoln Street. This family practice
health facility, dedicated February 18, 1988, was built on the site of
the former Lincoln Wee Tots Day Care Center using $200,000 of community
development funds. The clinic, under the jurisdiction of Denver's
Department of Health and Hospitals, primarily provides care to the north
central quadrant of the City.
33


KEY ISSUES AND RECOMMENDATIONS
The Parks and Recreation department is evaluating how to best meet the
recreation needs of the Denver community now and in the future, using existing
buildings where appropriate and working out coordination with the Denver
Public Schools. It is unlikely that any new recreation centers will be
constructed or any major additions to existing centers will take place
anywhere in the city.
There is sufficient space available at Argo Park to expand and include extra
needed facilities. Coordination and new equipment would allow a comprehensive
recreation program. Globeville's isolation and disection by highways are
fairly strong arguments for additional recreation space. Also, vacant land in
Globeville could be developed into parks and open space with relatively small
costs. Because of Globeville's physical isolation it is important that
recreation programs and transportation to recreation activities continue to be
available to residents, especially young people and the elderly.
The following conditions for Argo Park's future are important to Globeville
residents and should be studied for implementation:
The area of Argo Park should not be decreased.
The park and ball field should be adequately lighted.
The tennis and outdoor basketball facilities should be repaired,
upgraded and maintained.
A jogging trail should be established in Argo Park.
A racquetball court should be
Action Recommendations
1. Continue to make available
recreation programs for all
residents. Explore the possibili
of one central recreation center
serving the neighborhood.
2. Explore increased usage of
recreation centers by
neighborhood industries and
businesses for employee fitness
programs over the lunch hour
and after work.
3. Study the feasibility of
opening a branch library at one
of the recreation centers or in
a storefront location.
bui.lt.
Responsibility
Parks and Recreation Dept.
City Council
Parks and Recreation Dept.
Neighborhood Businesses
Denver Public Library
34


Action Recommendations
Resoonsibilitv
Globeville Churches
4. Consider utilizing parochial
school buildings for private
education, utilizing Globeville's
central location for parents
commuting to work in Downtown
Denver.
35


VI. NEIGHBORHOOD HOUSING CONSERVATION
OVERVIEW
The core of Globeville is and has historically been a neighborhood whose
residents have worked in the surrounding industrial areas. Host of the
households currently live in single-family, owner-occupied homes. Owner-
occupancy, often a sign of neighborhood stability, is high in proportion to
the area's total single family units. In March, 1988 approximately two-thirds
of single family homes were owner occupied. The following is the breakdown of
types of housing units.in Globeville:
Single-family 903 units
Multi-family 64 units
Public projects 242 units (234 units are occupied in Stapleton)
Mixed-residential 10 units
Public scattered site 9 units
The following charts depict total housing units by year and relationship
between owner-occupancy and renter-occupancy.
Globeville Housing
Year Globeville Total No. of Units % Chanae
1950 1,547
1960* 1,452 - 6.1
1970* 1,277 -12.0
1980 1,275 - 0.1
1988 1.228 - 3.7
Globeville Single Unit Dwellings Occupied by Owners
% of Single
Number of Single Owner-Occupied Single Unit Dwellings
Year Unit Dwellinas Unit Dwellinas Owner-OccuDied
1960 1,101 755 69%
1970 1,067 612 57%
1980 905 610 67% '
1988 906 594 66%
The housing stock is aging and much of it is in need of rehabilitation.
Single family structures average 80 years.
* Years where significant loss of housing units occurred due to the
construction of 1-25 and 1-70.
36


The Denver Planning Office Housing Detail Report, of June 20, 1986 indicates
the average selling price for a single-family home has remained relatively
constant since 1985, in the $40,000 range, compared to a Denver average of
$81,600. Since July 1985 there have been 10 single-family homes which have
participated in the Community Development single-family rehab program and
there are 15 on the waiting list.
One of the strengths of Globeville has always been that a large percentage of
its citizens have pride in their homeownership and a sense of responsibil ity
for the condition of their homes and neighborhood. It is imperative to the
survival of the neighborhood that the population of the area at least remain
stable. It is preferred that the maximum number of residents live in owner-
occupied single family dwellings, followed by condominium or privately owned
and/or cooperatively managed apartment units.
Consideration should be given to providing..a tax advantage on owner-occupied
property as opposed to rental property and''every effort ought to be made to
cite absentee landlords for failure to properly maintain their property or
provide the requisite services to their tenants. Assistance should be given
to the aged, infirm or otherwise handicapped to facilitate their compliance
with City codes in order to allow them to maintain their homes.
KEY ISSUES AND RECOMMENDATIONS
Action Recommendations
1. Maintain the existing
residential character and zoning.
2. Explore designating Globeville
as a target area for the DURA
single family rehab, program.
3. Assist residents to become
aware of grants, loans, and
volunteer workers for assisting
with home maintenance and
improvements.
4. Develop housing on vacant land
where feasible.
5. Modernize and reduce density
in the Stapleton Housing Complex.
Responsibility
Residents
Globeville Civic Assn.
Planning Office
Denver Urban Renewal Authority
Globeville Civic Assn.
Denver Urban Renewal Authority
Planning Office
Community Development Agency
Non-profit organizations
Pri vate developers/i ndi vi duals
Denver Housing Authority
Denver Health and Hospitals
37


Action Recommendations
6. Determine the status and future
of abandoned structures and
vacant lots. Rehabilitate
vacant buildings; inform building
owners of options; explore the
use of eminent domain for purchase,
rehabilitation, and sale.
7. Target police presence in the
neighborhood to reduce vandalism
and crime.
8. Survey the neighborhood for
lighting adequacy. -Install
lighting on streets and alleys
where needed.
9. Maintain a high level of
trash collection service.
10. Identify residential areas
where junk cars are being stored
and other environmental code
violations are occurring. Target
and maintain sanitation, health,
parking, animal control, building
and zoning code enforcement at
high levels.
Responsibility
Public Works Building Inspection
Section
Planning Office
Denver Urban Renewal Authority
Denver Police Department
Globeville Civic Association
Public Service Company of Colo.
Public Works
Public Works- Sanitation Services
Public Works- Code Enforcement
Public Works- Parking Management
Dept, of Health and Hospitals
Public Works- Animal Control
Public Works- Building Inspection
Zoning Administration
38


VII. NEIGHBORHOOD BUSINESS
OVERVIEW
There is a special concern about the limited number and variety of
neighborhood shops, services, and jobs for local residents, particularly on
north Washington Street where the commercial strip traditionally supported the
residents7 needs. There is a desire to encourage a Globeville business
district based on the findings of new market studies and scrutiny of :existing
businessesfor thei-n. potential to expand in the neighborhood. There appears
to be adequate commercial zoning to aHow' expansion o.f convenience retail'
goods and servicesv but th.is has not taken place. The number, ..range and
quality of shops and services decreased when the neighborhood was perceived as
deteriorating. There is agreement that for businesses to survive there must
be ingress and egress to capture_the disposable income that is available from
the traffic flow along Washington Street. In revitalizing the neighborhood
commercial strip a joint effort with the City, the Denver Chamber of Commerce
and the minority Chambers of Commerce should be established to determine
feasibility and to define an implementable program.
KEY ISSUES AND RECOMMENDATIONS-
Action Recommendations
Conduct a focused market analysis
of the Washington Street (East
Globeville) corridor. This study
should examine the potential
for neighborhood serving retail
and personal service businesses,
and metropolitan area serving
retail and wholesale businesses.
Organize a merchant's association
to promote the neighborhood and
to plan for redevelopment of
the neighborhood which will address
a commitment of jobs for local
residents.
Responsibility
Economic Development Agency
Business owners
Property owners
Planning Office
Globeville Civic Association
39


APPENDIX
1. GLOBEYILLE NEIGHBORHOOD PROFILE
Globeville is a unique portrayal of a quiet neighborhood consisting of
descendents from European immigrants who were the original residents of the
area and the Hispanics who are now residing in the neighborhood. According to
the Bureau of Census 1980 Neighborhood Statistics Program the ethnic breakdown
shows 53% (1,933) are of Spanish origin; 35.5% (1,300) Anglo; 9.8% (357)
Black; 1.1% (41) Native Americans; and .5% (23) Asian. The population of the
neighborhood consists of 3,654 persons.
The Globeville neighborhood total land area.consists of 1,287 acres. The
following is the land use breakdown in acres by land use.
1. Residential 119.35
2. Commercial 33.54
3. Services 18.51
4. Industrial 352.39
5. Transportation/communication/service - 246.37
6. Public and Quasi-public 111.24
7. Parks and Recreation - 13.58
8. Vacant 97.29
9. Streets & Highways - 294.63
The Central Globeville residential area consists of 153 acres,, of which 135
acres are in the R-l zone district, and approximately 94 (93.87) of those R-l
zoned acres developed as residential.
Statistics also show that of the 3,654 persons in the neighborhood, a
significant 19.6% (717) are 15 years old or younger and 11.9% (435) are 65
years and older. This is a higher youth percent than the city average (16.3%)
and a less than average elderly population (13%) than for the city. The
median age for Globeville was 25 years versus 30 years for the city as a
whole. Data also reveals there are 502 families with children under 18 years
of age.
There are 373 housing units with one or more persons 65 years or older. In
1980 Globeville had 1,190 households of which 47% were occupied by married
couples and just under 19% were households headed up by a female head of
household. The average number of persons per household was 2.95 vs. 2.27 for
the citywide average. The 1980 median value of houses was $35,900 and the
median rent consisted of $127 per month. According to 1980 census data the
neighborhood consisted of a total of 905 housing units and 279 housing units
with a mortgage. The median mortgage payment was $30? per month.
Globeville's average household income in 1980 was $11,280, well below the
citywide average of $19,578. Households with incomes of $25,000 or more,
constituted 4.8% and 54.7% had incomes between $7,500 (poverty level) and
$25,000.
i


The Globeville unemployment rate in 1980 was 17.6%, three times the citywide
rate of 6%. If it is assumed that the Globeville unemployment rate remained
the same as the city's average in 1980 then the neighborhood's unemployment
rate is currently 2 1/2 to 3 times the citywide 1987 rate of 6.2%.
Data reveals that among residents 25 years and older, 90% achieved a grade
school education or less and 41% were high school graduates including 8% who
had completed one or more years of college. Data also reveals about 7% have
completed 4 years of college or more.
Within Central Globeville, 135 acres of 153 acres is zoned R-l. The area to
the north of 1-70 is predominantly single-family residential, with some public
facilities. It is a well-kept area that is beginning to feel the pressures of
industrial and commercial expansion.along.its eastern and western edges. The
subarea includes a population of 2,655 persons. Within the area exists 634
families.
The Central Globeville area to the south of 1-70 is generally a single-family
area with public and quasi-public activities. The best overall environmental
conditions in Globeville is present in this subarea. The population includes
999 persons and 279 families.
2. BLOCKS RECOMMENDED FOR SIDEWALK CONSTRUCTION
For the Globeville mix of commercial, industrial, and residential land uses,
sidewalks are needed to link the residential core area with businesses to the
east (Washington Street) and west (west of 1-25). New sidewalks are
recommended at the following locations:
51st Avenue (Burlington Northern Railroad tracks east to Washington
Street)
- . Broadway (47th Avenue to 50th Avenue)
48th Avenue (Broadway to Bannock Street)
- Fox Street (Globeville Road to 39th Avenue which is an access to
businesses and hotels)
44th Avenue between Delaware Street and the 1-25 overpass (links West
Globeville with Garden Place Elementary School)
Neighborhood concentrations of elderly, low income, and handicapped residents
and employees populations dependent on public transportation and walking -
suggest a need for adequate pedestrian circulation.
ii


Full Text

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PLANNING OFFICE COPY DO NOT REMOVE GLOBE VILLE NEIGHBORHOOD PLAN DENVER PLANNING AND COMMUNITY DEVELOPMENT FEBRUARY 1989

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ACKNOWLEDGEMENTS Globeville Neighborhood Planning Team: Globeville Civic Association: Rev. Joseph Hirsch, Facilitator Paulette Hirsch, President Victoria Cassilas Jerry Kite Frank Lopez Kenneth Mondragon cleo Valdez Sarah Wolf John A. Harris, Denver Planning Offi ce Doug Wheeler, Denver Zoning Administration Annie Bolden Carol Christensen Betty Lopez John T. Milosevich Ann O'Rell Pauline Wolf Deborah L. "Debbie" Ortega, Councilwoman, District 9 Judy Montero-Cisneros, Administrative Asst., District 9 Final draft written by John A. Harris and Doug Wheeler Karl Haberman, Graphic Artist, Denver Planning Office Frances Burg, Administrative Clerk Typist, Denver Planning Office Billie Bramhall, Deputy Director of Neighborhood Planning, Denver Planning Office and Community Development Agency William Lamont, Jr., Director of Planning and Development The Honorable Federico Pena, Mayor

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I. INTRODUCTION GLOBEVILLE NEIGHaORHOOD PLAN Table of Contents Page Vision 1 Neighborhood Planning 2 Use of Plan 2 Planning Process 2 Plan Overview 3 History 3 Neighborhood Image and Public Perception 6 II. LAND USE AND ZONING Overview 7 Key Issues and Recommendations 10 Central Globeville-Residential Area 11 East Globeville-Industrial/Retail Business Area 15 West Globeville-Tourist/Industrial/Office -Area 19 III. ENVIRONMENT Overview Key Issues and Recommendations IV. TRANSPORTATION Overview Hazardous Materials Key Issues and Recommendations V. COMMUNITY FACILITIES Overview Argo Park Globeville Recreation Center Stapleton Recreation Center Globeville Senior Center Public Schools Laradon Hall Vocational Center Health Facilities Key Issues and Recommendations VI. NEIGHBORHOOD HOUSING CONSERVATION Overview Key Issues and Recommendations VII. NEIGHBORHOOD BUSINESS Overview Key Issues and Recommendations APPENDIX 1. Globeville Neighborhood Profile 2. Blocks Recommended for Sidewalk Construction MAPS A. B. -c. .... D. E. Globeville Existing Land Uses Globeville Zoning and Neighborhood Subareas Proposed Gateway Landscaping and Streetscape Improvements Globeville Truck Routes for Hazardous Materials Globeville Proposed Bikeways 23 24 25 26 27 32 3.2 32 32 33 33 33 33 34 36 37 39 39 i i i 8 9 20 30 31

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I. INTRODUCTION VISION Globeville is a significant part of Denver's history. People came from across the ocean seeking a better life, settling in-modest little communities near their work places. The Globeville neighborhood was one of these communities. It was for many years an ethnic enclave whose residentswere strongly associ a ted wi t.h work at the smelters and stockyards. As time passed :and the Denver changed, the neighborhood continued to offer hflusing to the longtime residents, those of .their children who chose to remain, and new and. different ethnic groups looking for modest, comfortable homes in a secure neighborhood. The relationship to the smelters and the stockyards stopped many years ago with the demise of those industries in Denver. The presence of the old churches and civic organizations, as well as the strong component of public facilities and the single family residential zoning, has added to the stability of Globeville, even against great odds. Residents today see Globeville as a comfortable place to live, raise children, and have roots. The Plan envisions conserving this residential character and protecting existing housing stock. Public and private facilities serving residents must continue to be maintained as high quality facilities in order for this small neighborhood, surrounded by major freeways and industrial uses, to survive. The continuing desirability of this area as a residential area is dependent on the pride of the residents and. constant maintenance of the services and amenities which serve the neighborhood. If either declines the area would rapidly lose its livability. New residential construction is not anticipated in the neighborhood except for small developments on R-1 infill sites and a possible multi-family elderly housing development. The recreation facilities and school in the neighborhood are especially important to its stable future. As a highway and transportation hub, continued neighborhood access to the freeway system at present locations is a critical issue facing-the community. The Plan views the system as the primary access for Globeville and Denver, presenting opportunities for landscaping a key city and neighborhood entry point, and for developing new retail, tourist and light industrial businesses along Washington Street and Fox Street near the freeway interchanges. Commercial redevelopment along Washington Street will be sought to replace blighted areas which were formerly industrial uses. Although new retail business will primarily be generated by the pass-through market, these businesses will also serve the Globeville _resident families. Bulk purchase and discount food stores, as well as service businesses, will best meet the needs of these markets. New zoning may be needed along Washington Street to attract new businesses and jobs for local residents. 1

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Globeville is best understood as three land use subareas, each with its own unique strengths, problems; and opportunities: 1. Central Globeville Residential Area 2. East Globeville Business/Industrial Area 3. West Globeville Industrial/Office/Tourist Related Business Area KEY ISSUES AND RECOMMENDATIONS Action Recommendations 1. Maintain all present interstate highway access points for transportation movements into and out of Globeville. Retention of highway access at current locations is essential for the continued economic viability of neighborhood industrial, retail, hotel, office, and residential land uses. Approximately 12,000 jobs and 3,600 residents would be by the loss of highway' access, and the neighborhood's potential for development of new businesses would be jeopardized. 2. Develop and maintain .a broadbased group with neighborhood city-state-federal participation to analyze and interpret findings of potential environmental hazards in the neighborhood. Analysis of possible air, soil, and groundwater contamination from the ASARCO site in Adams County is an priority. 3. At the time of the recon struction of the I-ZS/I-70 interchange, install solid screening fences and landscaping treatment along I-70 and I-ZS to buffet the residences from highway noise and pollution, and to improve the visual image to visitors at a key Denver gateway. Globeville As A Whole 10 Responsibi1 ity Colo. Department of Highways Federal Highway Administration Public Works-Transportation Division City Council State Legislature U.S. Senate U.S. House of Representatives Neighborhood Groups Colorado Dept. of Health Colorado Attorney Generals Office Environmental Protection Agency City Agencies Colorado Dept. of Highways Denver Planning Office State Legislature

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Action 4. Consider local historic district designation for Globeville. A district designation should be done if it provides stabilization to the neighborhood or there are economic benefits for residents and businesses. Disincentives may include time and added expenses for home improvements. Incentives include possible increases in property values, tax benefits, and greater commitment from the City and other agencies to preserve, protect and support the neighborhood .. .... alternatives include designation of individual structures, "informal" designation of sites by of historic markers, and National Histor1c District designation. A brief listing of significant sites should be prepared And published with distribution through neighborhood businesses for use by bicyclists and walkers coming to G1obevil1e on the Platte River Greenway. 5. Work with Adams County on redevelopment strategies for areas of shared interest. The Bannock Street and Washington Street corridors and the Northside Treatment Plant site are specific areas where joint planning is desirable. G1obevi11e Responsibility Landowners Globeville Civic Association Denver Office Denver Landmark Commission Business owners Coloradfr Historic Society Denver Planning Office Adams County Dept. Central Globeville consists of about 40 square blocks, extending from the Burlington Northern railyards (43rd Avenue) north to the Denver City limits at 52nd Avenue. Generally, the alley between Washington and Streets, and the Burlington Northern Railroad tracks form the eastern edge; and Broadway Street acts as a western edge. Much of this area is zoned R-1 for single family homes. There are some pre-existing side by side and basement apartment residences. North of 51st Avenue are 234 units of public housing multi-family residences located on several blocks at.Stapleton Homes (R-3 zoning). Adjacent to the R-3 zoning are several blocks zoned for institutional uses (R-5 zoning) on which Laradon Hall, a vocational center, school, and residential facility for developmentally disabled children and adults is located. Neighborhood-serving businesses are found along 45th Avenue (B-2 zoning) and at 51st Avenue and Lincoln Street (non-conforming R-1 zoning). A small farm with livestock is in the lowlands near the center of this subarea(non-conforming R-1 zoning). ll

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Although residents generally perceive the neighborhood to be a unified whole, there are physical impediments split the Central Globeville residential area and act to restrict the flow of movement. Interstate Highway 70 is breached at only two locations {Lincoln .and Washington Streets); the Burlington Northern Railroad tracks are crossed at three points (Broadway, Lincoln, and Washington Streets); electric transmission lines and towers within a P.ublic Service Company easement create a third visual barrier across the neighborhood. Although these barriers are somewhat divisive, a portion of the railroad right-of-way is beneficial to Central Glribeville in that it serves as a hard edge to separate residential and industrial land uses. Central Globeville is characterized as a neighborhood with rich ethnic and cultural diversity, a high rate of owneroccupied modestly priced homes, and housing stock in reasonably good conditions. Key issues include: maintaining and improving the existing residential character. retaining the present level of highway access. determining any possible hazards resulting from toxic contamination of soils in parts of the neighborhood. developing retail and personal service businesses. Action: Recommendations 1. Maintain current R-1 zone district boundaries at the edges. Study existing zone district lines to determine where downzoning to R-1 might be appropriate. The west side of Pearl Street between 44th Ave. and 45th Ave., currently zoned B-4 but occupied by residential uses, is one possible area. Support PUD rezoning of sites for uses compatible with R-1 zoning {low density multiple unit residences, child day care centers, senior housing, art gallery, live theater, health club, and similar uses}. Should 1-25 exits be moved north from present locations near Avenue, support rezoning of adjacent R 1 and R-3 land to P.U.D. zoning which would permit retail and tourist related businesses. 12 Responsibility Denver Planning Office Globeville Civic Association City Council Landowners

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Action Recommendations 2. Create a clear delineation and buffer between the Central Globeville residential area and surrounding industrial areas. Solid fencing and landscaping treatment should be placed along the Burlington Northern Railyards in south Globeville (43rd/44th Ave.) and new buffering placed along the western boundaries of industrial properties south of 51st Ave. a 1 ong the Burl 1 ngton Northern railroad tracks. All industrial properties with outdoor storage of materials adjacent to residential uses should be similarly screened. 3. Assist lower income homeowners in home maintenance and rehabilitation. 4. Continue street, alley, and sidewalk improvements. Identify unsurfaced streets and alleys, and streets with heavy pedestrian use that need sidewalks. Construct new sidewalks with sufficient separation between curb and sidewalk to permit planting of street trees. Reformulate city policies that do not require sidewalks through industrial areas to facilitate pedestrian circulation to retail and transit. 5. Develop strategies to stabilize Stapleton Homes occupancy through a mix of incomes, ages, and educational backgrounds of residents. Modernize and lower the rlensity. 1:3 Responsibility Landowners Zoning Administration Oenver Planning Office Railroads and Industrial property owners Denver Urban Renewal Authority Homeowners Globeville Civic Assoctation Landowners Denver Planning Office Community Development Agency Globeville Civfc Association Denver Housing Authority

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Action Recommendations 6. Encourage small neighborhoodserving business start-ups in existing structures within the narrow B-2 zoning along 45th Ave. Install historic street lighting between Sherman and Washington Streets. Encourage businesses to add f1 ower boxes and awnings along sidewalk frontage. Although there is currently no pressure to extend B-2 zoning, any future requests should be supported only with an agreement to replace lost housing units at other locations in Globeville. 7. Unify the segments of the neighborhood north and south of I-70 by targeting Lincoln Street and Washington Street sidewalks for timely maintenance (snow -removal and dirt sweeping), landscaping treatment, and historic street lighting. 8. Target and maintain sanitation, health, parking, animal control, building and zoning code enforcement at high levels. 9. Improve the condition and appearance of non-conforming businesses at the corner of 51st Avenue and Lincoln Street. Removal of graffiti, installation of boxes, and enforcement of all licensing requirements are recommended. 14 Responsibility Denver Planning Office Economic Development Agency Community Development Agency Landowners Business owners Colorado Dept. of Highways Public WorksStreet Maintenance Neighborhood volunteer groups Public WorksCode Enforcement Public Works-Parking Management Dept. of Health and Hospitals Public Works-Animal Control Public Works Building Inspection Zoning Administration Landowner Dept. of Excise and License Economic Development Agency

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Action Recommendations 10. Explore the feasibility and funding sources for building elderly housing on vacant parcels of land at 47th Ave. and Lincoln Street, 48th Avenue near Argo Park, along 45th Ave. and/or along Washington Street (East Globevill e}. 11. Celebrate the people, culture, and history of Globe ville with neighborhood festivals, parades, and celebrations. East G1obevi11e Responsibility Denver Planning Office HUD Residents, businesses, and institutions Globeville Civic Association Community Centers -thurches City of Denver The East Globeville business/industrial area is bounded on the south and east by the Platte River, extends west beyond Washington Street, and runs north to the Denver city limits. Washington Street is the "Main Street for this subarea and for the Globeville neighborhood as a whole. Zoning is I-2, I-1, I-0, and B-4, and was established in 1956. In over years only two zone change requests have been enacted in this area (one of these within the last year}. Land uses include everything from single family homes to junk yards and a meat processing plant. As technology has changed over the years, many of. the labor intensive industries have closed or moved to new sites outside the neighborhood. Warehousing/wholesale distribution businesses, auto parts/salvage yards, and special trades contractor businesses have been slowly replacing residential and heavy industrial land uses. A number of retail and restaurant businesses are interspersed among the industrial and residential properties along Washington Street. The Northside Treatment Plant is at the far northeast corner of this subarea. The plant has recently been phased out. A portion of the ASARCO plant property extends into Denver at the northwest corner of Washington Street and 51st Avenue. East Globeville is characterizea by this highly mixed pattern of land uses, some large vacant land parcels, and a visually blighted appearance along Washington Street from 47th Avenue to the city limits. Key issues include: retaining the present level of highway access. improving traffic movements along Washington Street. a positive visual appearance along Washington Street that will encourage business development. utilizing the area's close proximity to the Coliseum/Stock Show complex, 58th Avenue Merchandise Mart, Platte River Greenway, highway access, and Downtown Denver to encourage business development. 15

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developing neighborhood serving retail businesses and personal services. Action Recommendations 1. Conduct a market study to determine the most logical types of businesses to locate within the Washington Street corridor. This study should include analysis of neighborhood serving retail and personal service businesses (such as laundromat, drug store, beauty shop) not available to Globeville residents, as well as the whole range of industries and businesses that serve the Denver Metropolitan Area. The vacant block on Washington Street between 48th and 49th Avenues, and the corner of Washington and 47th Avenue are recommended for attention. 2. Bring together East Globeville business owners and property owners to develop strategies for new development and determine the zoning required for the types of businesses targeted. Assist small businesses with loans and support services. 3. Encourage and support rezoning of I-1 and I-2 parcels to appropriate PUD, B-1, 8-3, 8-4, or I-0 zone district designation for implementation of Washington Street and East Globeville economic develop ment strategies. Discourage any rezonings that would extend industrial or business land uses into residential Central Globeville. Responsibility Landowners and business owners Economic Development Agency Denver Planning Office Economic Development Agency Chamber of Commerce 16 Landowners, business owners Denver Planning Office City Council

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Action Recommendations 4. As parcels may be rezoned along Washington Street, conditions should be included to require placement of new buildings near the front property lines, with parking provided to the rear or sides. As parcels may be rezoned adjacent to the Platte River Greenway, conditions should be included to assure compatible building orientation, 1 andscap i ng, and access from .. .. .. . ... the Greenway. Billboards should be waivered and uniform provisions for street trees be required in all rezonings adjacent to Washington Street. 5. Develop creative business sign standards and street signs llong Washington Street. Sign type, lighting, and color might be included in these standards. The full length of Washington Street-might receive small Globeville Main Street signs placed under the existing street signs. 6. Enforce the Denver Zoning Ordinance requirements for paving of business parking areas and screening of junk yards and outdoor storage adjacent to residential land uses. Enforce business licensing requirements for junk yards. 7. Encourage the planting of street along the length of Washington St. 8. Consider the enactment of a permanent moratorium on the establishing of new junk yards in East..li.lobevi 11 e. 17 Responsibility Landowners Denver Planning Office City Council Business owners Denver Planning Office Public Works Zoning Administration _Landmark Commission Zoning Administration Dept. of Excise and License Business owners City review agencies Zoning Administration Dept. of Excise and License City Council representation

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Action Recommendations .9. Redesign landscaping treatment at the Washington St./ I-70 Globeville gateway. New tree plantings, flower garden, and a "Welcome to Denver and Globeville" sign are recommended. Similarly, design new landscaping treatment on Washington Street, at the north city limits. 10. Determine requirements for Washington Street improvements. The absence of a decision on street widening has delayed expansion decisions of some business owners. 11. Neither encourage or discourage the continuation of non-conforming housing in East Globeville. Housing stock withiri:this industrial area meets the need of some individuals to combine a place of residence with operation of auto repair and similar businesses not permitted in residential areas. 12. Develop at least two bikeway access points between East Globeville and the Platte River Greenway. 44th Avenue at the Restaurant, the I-70/Washington Street interchange, the Colorado and Southern Railroad right-of-way, and 51st Ave. near the former sewage treatment plant are possible locations. Encourage Globeville restaurants to install bike racks and distribute "Historic Globeville" tour g.u ides. 18 Responsibility Denver Parks Department Colorado Dept. of Highways Globeville volunteer group Business owners Chamber of Commerce Public Works-Transportation Division Parks and Recreation Platte River Greenway Foundation Public Works-Transportation Division Neighborhood businesses

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Action Recommendations 13. Improve the appearance of the ASARCO property at the northwest corner of Washington Street and 51st Avenue. Install a sidewalk along 51st Avenue. Should redevelopment with business or industrial uses not be possible, plant trees and develop landscaping treatment to contain soil on the site. 14. Continue to study industrial and recreational redevelopmentalternatives for the large Northside Treatment Plant site. Encourage redevelopment and landscaping treatment along 50th Avenue, the primary access street to the site. Coordinate with Adams County in planning access from the north. Responsibility Landowner Denver Pl a'nning Office Public Works-Land Office Adams County Planning Department West G1obevi11eTourist/.lndustria1/0ffice Area West Globeville consists of industrially-zoned land generally bounded by Broadway Street, the South Platte River, the Rio Grande railyards (Inca Street), and the Denver city limits. I-70 divides this subarea, with no provision for streets to pass over or_under the highway. While highways divide West Globeville, common land uses unify the area. Zoning is I-0, I-1, I-2, andPRV. The first city-enacted zoning in the 1920's allowed mixed industrial and residential land uses in this area. These uses continue today. When the interstate highways were completed through Globeville in the 1950's, exits and entrances were placed on I-25 near 49th Avenue. For a brief time, this new freeway access spurred a number of successful rezoning requests to change land uses from R-1 to I-0 in the vicinity of Broadway Street and Leaf Court between 48th Avenue and 50th Avenue. It is significant that in the 25 years since that time there have been no extensions of industrial zoning into the Central Globeville residential neighborhood. The I-25/I-70 highway interchange located in West Globeville carries 262,000 vehicles per day, making this spot the highest traffic volume point in the state. Highway and railroad access have shaped the character of West Globeville land uses: Tourist-oriented businesses (6 hotels/motels with a total of 1,030 rooms, 5 gasoline filling stations, 10 restaurants) Warehousing distribution businesses Manufacturing businesses Outdoor storage -rail and truck terminals 19

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\ \ \I ------<:----'j --1 ___j \ I I I J Jf-!. JOO JUO JDO JDD Jno : JO r...--..--' ::. oq I ... __ I I I I r----1 i GLOBEVILLE PROPOSED GATEWAY LANDSCAPING AND Gateway Landscaping Streetscape Improvement

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Offices Single family residential (non-conforming) Neighborhood landmarks include the Regency Hotel {389 rooms), the new Denver Post printing plant, the Colorado Trade Center (680,000 s.f. of floor area, 601. leased), and the new intermodal truck-train terminal along the western edge of Globeville. Nearby activity centers include Downtown Denver, the Merchandise Mart (58th Avenue in Adams County), and the Bannock Street furniture outlet business district immediately north of Denver in Adams County. Key issues include: Encouraging the expansion of existing businesses and attracting new businesses to the area. Retaining and improving highway access at I-25/49th Avenue and I-25/Fox Street. Treating interstate highways as "gateways" for development and for projecting an image of the city and neighborhood. Action Recommendations 1. Encourage and support rezoning of I-1 and I-2 parcel3 to P.U.D. zone district designation to allow retail and tourist-oriented businesses west of I-25 near freeway access points. Discourage any rezonings that would extend industrial or business land uses into residential Central Globeville. 2. Develop a strong Denver and Colorado tourist focal point and information center near the inter-change of I-25 and I-70 {many tourists do not find their way to the Convention and Visitors Bureau located in Downtown Denver}. Suggested is a highly visible focal point that could provide vistas of the mountains, Downtown Denver. skyline, and incorporate shops and restaurants with a Colorado motif. A location at the center of the I-25/1-70 inter change would be most ideal. The I-25/ Responsibility Landowners, Business owners Denver Planning Office City Council Landowners, Business owners Denver Convention and Visitors Bureau Denver Planning Office Fox Street and I-70/Washington Street interchange are other suggested locations. 21

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Action Recommendations 3. Consider new retail and tourist-oriented business activity in vicinity of I-25 and 38th Ave., and at 36th Ave. and Fox Street (if this site is chosen for the Denver railroad passenger terminal). 4. Develop landscape treatment at the I-25/Fox Street interchange. This is an important Denver, Downtown, and Globeville gateway. 5. Develop landscape treatment, improved street lighting, and sidewalks at the I-25/4Sth Ave. underpass. This is an important Globeville entry point and is used by residents to reach retail and personal services on Pecos Street. --;: 6. Encourage the planting of street trees along Bannock Street from 48th Avenue north to the city limits. 7. Enforce the Denver Zoning Ordinance requirements for paving of business parking areas and screening of junk yards. 8. Take no action to either encourage or discourage the continuation of non-conforming housing in West Globeville. Housing stock within this business/industrial area meets the need of some individuals to combine business with a place of residence. 9. Identi'J streets with heavy pedestrian use that need side walks. Reformulate city policies that do not require sidewalks through industrial areas. Responsibility Landowners, business owners Amtrak Colorado Dept. of Highways Denver Parks Department Public Works-Transportation Division 0. Dept. of Highways Denver Parks Department Public Works-Transportation Division Business owners City Review Agencies Zoning Administration Landowners Denver Planning Office

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Ill. ENVIRONMENT OVERVIElol The future of Globeville as a residential community and an area where commercial redevelopment:of old industrial areas will occur, depends on how a number of environmental issues can be alleviated. In recent years the closing of most of the packing plants and the North Side Sewage Treatment Plant has improved the environment by eliminating many of the noxious odors which for years were associated with Globeville. Other less obvious but possibly more threatening environmental issues remain: air, soil, and groundwater. contaminati.on .. from .the active ASARCO plant and other former smelter sites in the neighborhood. air and noise pollution from the interstate highways. flooding potential from the South Platte River and several residential streets with poor storm drainage The discovery of toxic waste residue from the American Smelting and Refining Company (ASARCO) located in Adams County and on the northern edge of Globeville is a neighborhood concern. A Remedial Investigation Report has recently been prepared to determine the nature and extent of environmental contamination from the ASARCO plant. This review pertains to soil contamJnation, ground water, surface water, and air quality for the ASARCO property and the neighborhood as a whole. Two additional reports, the Endangerment Study pertaining to health risks and the Feasibility Study pertaining to environmental clean up will be available in the near future. Based on information from these reports, residents of the neighborhood and the city will need to be actively engaged with the clean up plans being developed by the State of Colorado Department of Health, the Colorado Attorney General's Office, the U.S. Environmental Protection Agency (EPA), and ASARCO. Parts of the Central Globeville residential area and most of the East Globeville industrial and business area on Washington Street lie within the South Platte River 100-year flood plain. This presents some constraints for new development in that site design and building engineering must conform to the Denver Flood Plain Ordinance by raising the level of the lowest floor of any structure 1.5 feet above the 100 year flood level. plain management is described in Article V of the Revised Municipal Code of the City and County of Denver, Volume II. The article was enacted to promote the public health, safety and general welfare and to minimize public and private losses due to flood conditions in specific areas. The Denver City Council on March 17, 1986 passed ordinance number 158 pertaining to methods of protecting the public and reducing flood losses. The regulates building construction and establishes encroachment which may be ultimately developed. 23

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KEY ISSUES AND RECOHHEHOATIOHS Action Recommendations 1. Develop and maintain broad based neighborhood participation with city, state and federal participation to analyze, interpret and act upon findings of potential environmental hazards in the neighborhood. Analysis of air, soil, surface water and groundwater contamination from the ASARCO site is a priority. 2. Encourage implementation-of selected elements of the South Platte River Flood Control Master Plan. Of first priority should be replacement of the Franklin Street bridge in order to alleviate a channel obstruction that backs flood water into Globeville during moderately heavy rainfall. 3. Continue storm drainage public improvements in areas of South and Central Globeville. 4. Install textured concrete screening fences and landscaping treatment along I-70 and I-25 to buffer residences from highway noise and air pollution. 5. Encourage the development of busway and rail transit to alleviate the need for adding still more freeway lanes through Globeville and to eliminate air pollution that would result from increased highway traffic. 6. Support efforts of the Metropolitan Denver Air Quality Council to reduce air pollution. 24 Responsibi1 ity Neighborhood Groups Colo. Dept. of Highways Colo. Atty. Genls. Offc. Environmental Protection Agency City agencies Denver Public WorksWastewater Management Urban Drainage and Flood Control District Adams County Denver Public Works Wastewater Management Colo. Dept. of Highways Denver Planning Office Regional Transportation District Colo. Dept. of Highways Colo. State Legislature Metropolitan Denver Air Quality Council

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IV. TRANSPORTATION OVERVIEW Land use and transportation for the Globeville neighborhood are inseparably tied together with transportation playing an increasing role. Since the completion of I-25 and I-70 twenty-five years ago, Globeville has been at the center of the highway transportation network for the state and region. Historically the neighborhood has also been a converging point for railroads serving the Rocky Mountain region. The recent removal of rail yards from the Central Platte Valley has further concentrated rail activity in Globeville. Approximately 262,000 vehicles pass through the neighborhood each day on its interstate highways; and 6,525 rail freight cars and more than 1,000 Amtrak passengers come through by train each day. Highway and rail movements create potentiaT hazards for local residents and businesses. For example, the 1983 toxic chemical spill in the West Globeville railyards and the 1984 missile-carrying truck accident both required neighborhood evacuation. Construction of High Occupancy Vehicle (HOV) lanes on I-25 connecting the northern suburbs with downtown is scheduled to begin in 1990 with the opening scheduled for 1992. Rail transit proposals are being considered which would utilize existing railroad rights-of-way in or near Globeville to l"ink Downtown with the new airport and to link Downtown with the northwest .suburbs and Boulder; however these proposals are conceptual in nature only at this time. Globeville's streets were established as a grid system, later overlaid with the interstate highways and constrained at the edges by the South Platte River. There are 13.5 miles of local streets, 5 miles of collector streets, and 1.5 miles of arterial streets. Transportation concerns of residents include truck traffic through the residential neighborhood on 45th and 47th Avenues and traffic congestion on Washington Street. In the central residential area are several dedicated street rights of way in which streets have never been built. Nearly all other streets are surfaced, but a number of blocks do not have curb and gutter and are prone to flooding during summer downpours. Although most residential alleys have now been either paved or treated with black gold, several "alleys used by vehicles entering and leaving business parking lots need further attention. The neighborhood is served by two north.:south RTD transit lines, generally following Washington and Lincoln Streets, and an east-west line stopping in Globeville at Fox Street and 38th Avenue. The age and income characteristics of Globeville residents indicate a fairly high number of households with people who do not drive and are dependent on a good sidewalk pedestrian circulation system and bus transportation lines. Laradon Hall workshops, the Salvation Army workshops, and some of the touristoriented .. businesses in the neighborhood have employees who are particularly 25

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dependent on public transportation. Well worn paths in the dirt along key streets are evidence of the need to continue to improve pedestrian and transit circulation in the neighborhood. The Platte River Greenway bike path is at the eastern and southern edge of Globeville, with an extension reaching Inca Street near 36th Avenue. At this time there are no designated bike lanes on neighborhood streets. Many residential streets are used by trucks and.service vehicles for access to I-70 and 1-25, as well as other surrounding business and industrial areas in the vicinity of Globeville. The official designated truck routes in the neighborhood are Washington Street with its ramps, and 46th Avenue (east of Washington Street). Most streets are now posted for "No trucks over 7,000 pounds empty weight." HAZARDOUS MATERIALS The two interstate highways (1-25 and 1-70) are routes approved for all vehicles including those carrying hazardous materials. Where the elevated portion exists on I-70 (Logan Street to Colorado Boulevard) radioactive materials, poisons and AB explosives (explosives that throw fragments 1/3 mile or more if fire reaches cargo area) are prohibited at all times. During peak hours (6:30 -8:30A.M. and 4;00 6:00P.M.) flammable liquids and liquid petro(eum gas are prohibited on the interstate's elevated portion. The hazardous materials route map shown on page 30 was approved by the City's Manager of Safety in 1985. The State of ColoradQ is presently reviewing possible restrictions to hazardous materials through the I-25/I-70 interchange due to reconstruction, and the scheduled completion of C-470 and I-76 in the near future. Globeville is subject to prompt emergency evacuation which may require some of the population of this neighborhood to move to safe areas. Such evacuations are necessary for the protection of health and life. The area, a transportation hub of the City with major interstate highways, and railroad properties/switching yards, sees vast quantities of hazardous materials arrive and pass through on a daily basis. According to the City and County of Denver Emergency Operations Plan, citizens during partial evacuations will relocate to safe areas within the City or emergency group shelters in low risk host areas determined by Colorado State authorities. The assigned emergency group shelters that are located in Globeville are thefollowing city public facilities: Stapleton Recreation Center located at 5090 Broadway, Globeville Recreation Center located at 4496 Grant Street, Globeville Senior Citizen Center, located at 4400 Lincoln Street and Garden Place Elementary School located at 4425 Lincoln Street. If the need occurs for use of other group shelters the City's Emergency Preparedness Ageticy, Colorado State authorities and the Denver Branch of the American Red Cross would determine facilities based on adequate sanitation and cafeteria provisions. 26

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Private automobile will be the primary means of transportation for relocatees. Buses will be provided to relocate residents who do not have private transportation. Shelter, food and other essential goods will be provided to the relocatees by the Denver Branch of American Red Cross and other volunteer organizations. KEY ISSUES AND RECOMMEHDATlONS Since, over the years the neighborhood has survived all the negative impacts associated with highly concentrated highway activity along I-25 and I-70, the neighborhood also claims the right to receive the positive impacts of highway access. This highway access is the most critical issue expressed by residents and businesses for good reasons. For the economic stabi 1 i ty and_growth of neighborhood businesses, it is essential that access be provided to and from the highways at their. present locations. For the health and safety of residents and workers, easy access to the highways is needed to evacuate in the event of a neighborhood threatening railroad or highway accident. For the health and safety of occupants of vehicles using I-70 and I-25, exits at present locations are needed when ice-related accidents occur on the elevated portion of I-70 to the east of Globeville and when .accidents occur within the I-70/I-25 interchange. Therefore, the task of designing a better, safer "mousetrap" is a technical engineering one that should be accomplished within the parameters of continuing present points of access between Globeville and its highways. Action Recommendations 1. Widen Washington Street to four lanes, or provide turning lanes. Coordinate with Adams County improvements in this corridor. 2. Work with RTD to develop a neighborhood transit link to the Pecos Street shopping area and to HOV bus line through West 3. Continue street, alley, and sidewalk Identify unsurfaced streets and alleys, and streets through industrial areas with heavy pedestrian use that n.eed sidewalks. Construct these sidewalks. 27 Responsibility Public Works-Transportation Division Adams County RTD Globeville Civic Association Salvation Army Laradon Hall Denver Planning Office Community Development Agency Globeville Civic Association

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Action Recommendations 4. Establish a bike route highlighting the historic character of Globeville. Develop at least two access points from the Platte River Greenway. Designate a bike route through Central and West .Globeville looping south and west to link up with the existing Platte River Greenway path at the Lipan/I-ZS underpass. 5. Initiate a review of Globeville's traffic circulation relative to proposed Colorado Department of Highways tmprovements and possible roadway locations within and adjoining the neighborhood. 6. Increase enforcement of traffic laws in regards to within the neighborhood. 7. Enforce the neighborhood's truck routes. 8. Maintain and enforce the present restrictions on heavy trucks and toxic material traffic. 9. Encourage the use of the I-ZS Landscape Master Plan and its design guidelines for interstate interchanges and rights-of-way. 10. Explore the possible extension and construction of streets to areas of the neighborhood. 28 Responsibility Parks and Recreation Platte River Greenway Foundation Public Works-Transportation Division Denver Landmark Commission Denver Planning Office Public Works-Transportation Section Colorado Dept. of Highways Denver Police Department Denver Police Department Colorado Highway Patrol Port of Entry Colorado Dept. of Highways Public Works-Design Engineering, Transportation Planning and Traffic Engineering Divisions

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Action Recommendations 11. Encourage the development of the HOV bus way and rail transit to alleviate the need for adding still more lanes to the interstate highway through Globeville and to reduce air pollution that would result from increased highway traffic. 12. Survey the neighborhood for lighting adequacy. Install lighting on streets and alleys where needed. 13. Maintain streets, alleys, and sidewalks, including regular street sweeping. 14 Maintain pedestrian walkways 1-70 at Washington and Lincoln Streets including year around cleaning and winter snow removal. 29 Responsibility Colorado Dept. of Highways Regional Transportation District Colorado State Legislature Globeville Civic Association Public Service Company of CO Public Works Fublic Works Colorado Dept. of Highways

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\ \ \I il I i l I I i : TRUCK ROUTE HAZARDOUS :MATERIAL -INTERSTATE HIGHWAY (NO RESTRICTION UNLESS NOTED) 1 ELEVATED PORTION OF 1-70 RADIOACTIVE MATERIALS, POISONS & AS EXPLOSlVES ; .10HIBITEO AT ALL TIMES FLAMMABLE UOUIDS & LP' GAS PROHIBITED DURING PEAK HOURS (6:30-8:30 AM & 4:00-6:00 PM)

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\ \ Proposed Bike Route

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r-,. -......... .. f ---.--=F =:;:::!:::=.,; /...... Ul!ICE/SlKE PA1'H )I .... ,/ ./ .' ......... :/ GLOBEVILLE URBAN DESIGN RECOMMENDATIONS

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V. COMMUNITY FACILITIES OVERVIEW Neighborhood facilities, especially parks and schools, are important to the identity and quality of life in the neighborhood. They shape the feelings of residents and the perceptions of visitors and prospective investors about the neighborhood. Two recreation centers are operated by the City and provide recreational activities for all Globeville residents. There is limited public open space directly within the neighborhood, although, the area is flanked on the east side by the linear Platte River Greenway. The Platte River Greenway was a redevelopment project which transformed the South Platte River's neglected and abused environment to.a.waterway working in harmony with its surroundings. The free flowing river provides the surrounding populace the opportunity to relax and enjoy a bit of green space at the Globeville Landing Park or ride a bicycle along the trail. It is a welcome amenity in the neighborhood. Argo Paris Argo Paris is centrally located between Interstate Highway 25 and the South Platte River just north of Interstate 70 at 47th Avenue and Logan Street. neighborhood park.opened in 1880 on 3.82 acres and was acquired by the city in 1906. The park over the years has received jmprovements with S45,000 _of major work completed from the 1964 bond funds and the City's Community Development Agency allocation of $158,721 in 1981-1982. The existing park today contains 7.9 acres and includes a swimming pool, a restroom, tennis court, softball field, junior football field, playground facilities and picnic tables along with a memorial statue dedicated in 1948 in memory of the gallant men of Globeville who sacrificed their lives in World War I and World II." Globeville Recreation Center The Globeville Recreation Center is centrally located for the residents south of I-70 at 4496 Grant Street. The center was originally designed to serve the entire Globeville neighborhood. However, since the construction of Interstate 70, it primarily serves the portion of Globeville south of the highway. The center experienced various improvement phases; the gymnasium was built in 1976 and ten years later in 1986 another section was added to the building. Most users of the facility walk to the center although the interstate presents an obstruction for those pedestrians who live to the north. Stapleton Recreation Center The Stapleton Recreation Center located at 5090 Broadway was built in 1965. The center was named in honor of Benjamin F. Stapleton former Mayor of Qnver. Yhe location of the facility is ideal for both the Stapleton Homes Housing complex and the R-1 zoned single-family residential sections to the east and south of the center. 32

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Globeville Senior Center The Globeville Senior Center was established through funds provided by the City and County of Denver in 1974. The center, a renovation of the two-story First German Congregational Church located at 44th Avenue and Lincoln Street, was dedicated in 1975. It includes a kitchen and space for group activities. The Globeville Senior Center will continue to be open in the immediate future for specific program activities as identified by the Globeville.community together with the Parks and Recreation Public Schools Garden Place Elementary School located at 4425 Lincoln Street was originally started as a little red school house in 1882 with about 60 children from first grade through high school. The school became part of the Denver Public School system in 1902withthe name of Garden Place due to its location amid Globeville's fertile agriculture surroundings. The school has had various improvements to its structure --additional classrooms in 1904 and the construction of still more classrooms, gymnasium and auditorium in 1923 when the older south section was demolished. Laradon Hall Vocational Center The Laradon Hall Vocational Center is located in the old Globeville Elementary School. The school was built on the northern boundary of the limits in 1930 because the School Board anticipated growth in population for the Globeville area. This growth never materialized and consequently the was not used as an elementary school. In 1951 the school was bought by the Colorado Elks Association and converted into a training center for mentally retarded youngsters. There are facilities in the old main building for classes, while the dorms have living quarters for about 90 trainees. Wings branching north from the original structure have been added in recent years. Within the wings are large spaces for industrial training, warehousing, assembly and piece work, packaging and manufacturing of tile. There are also numerous classrooms and offices. Within the complex is an indoor swimming pool, gymnasium, 254 seat auditorium, cafeteria and an excellent playground. Health Facilities The Globeville Community Health Clinic, formerly the Stapleton Health Clinic, is now located at 5075 L'incoln Street. This family practice health facility, dedicated February 18, 1988, was built on the site of the former Lincoln Wee Tots Day Care Center using $200,000 of community development funds. The clinic, under the jurisdiction of Denver's Department of Health and Hospitals, primarily provides care to the north central quadrant of the City. 33

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KEY ISSUES AND RECOMMENDATIONS The Parks and Recreation department is evaluating how to best meet the recreation needs of the Denver community now and in the future, using existing buildings where appropriate and working out coordination with the Denver Public Schools. It is unlikely that any new recreation centers will be constructed or any major additions to existing centers will take place anywhere in the city. There is sufficient space available at Argo Park to expand and include extra needed facilities. Coordination and new equipment would allow a comprehensive recreation program. Globeville's isolation and disection by highways are fairly strong arguments for additional recreation space. Also, vacant land in Globeville could be developed into parks and open space with relatively small costs. Because of Globeville's physical isolation it is important that recreation programs and transportation to r.ecreation activities continue to be available to residents, especially young people and the elderly. The following condit"ions for Argo Park's future are important to Globeville residents and should be studied for implementation: The area of Argo Park should not be decreased. -. The park and ball field should be adequately lighted. The tennis and outdoor basketball facilities should be repaired, upgraded and maintained. A jogging trail should be established in Argo Park. A racquetball court should be bui.lt. Action Recommendations 1. Continue to make available recreation programs for all residents. Explore the possibility of one central recreation center serving the neighborhood. 2. Explore increased usage of recreation centers by neighborhood industries and businesses for employee fitness programs over the lunch hour and after work. 3. Study the feasibility of opening a branch library at one of the recreation centers or in a storefront location. 34 Responsibility Parks and Recreation Dept. City Council Parks and Recreation Dept. Neighborhood Businesses Denver Public Library

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Action Recommendations 4. Consider utilizing parochial school buildings for private education, utilizing Globeville's central location for parents commuting to work in Downtown Denver. 35 Responsibility Globeville Churches

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VI. NEIGHBORHOOD HOUSING CONSERVATION OVERVIEW The core of Globeville is and has historically been a neighborhood whose residents have worked in the surrounding industrial areas. Most of the households currently live in single-family, owner-occupied homes. Owner occupancy, often a sign of neighborhood stability, is high in proportion to the area's total single family units. In March, 1988 approximately two-thirds of single family homes were owner occupied. The following is the breakdown of types of housing units.in Globeville: Single-family 903 units Multi-family -64 units Public projects -242 units {234 units are occupied in Stapleton) Mixed-residential 10 units Public scatter.ed site -9 units The following charts depict total housing units by year and relationship between owner-occupancy and renter-occupancy. Year 1960 1970 1980 1988 Year 1950 1960* 1970* 1980 1988 Globeville Housing Globeville Total No. of Units 1,547 1,452 1,277 1,275 1.228 % Chance 6.1 -12.0 0.1 3.7 Globeville Single Unit Dwellings Occupied by Owners % of Single Number of Single Owner-Occupied Single Unit Dwellings Unit Dwellings Unit Dwellings Owner-Occupied 1,101 755 69% 1,067 612 57% 905 610 67% 906 594 66% The housing stock is aging and much of it is in need of rehabilitation. Single family structures average 80 years-. Years where significant loss of housing units occurred due to the construction of I-25 and I-70. 36

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The Denver Planning Office Housing Detail Report, of June 20, 1986 indicates the average selling price for a single-family home has remained relatively constant since 1985, in the $40,000 range, compared to a Denver average of $81,600. Since July 1985 there have been 10 single-family homes which have participated in the Community Development si,ngle-family rehab program and there are 15 on the waiting list. One of the strengths of Globeville has always been that a large percentage of its citizens have pride in their homeownership and a sense of responsibility for the condition of their homes and neighborhood. It is imperative to the survival of the neighborhood that the population of the area at least remain stable. It is preferred that the maximum number of residents live in owner occupied single family dwellings, followed by condominium or privately owned and/or cooperatively managed apartment units. Consideration should be given to providing .. a tax advantage on owner-occupied property as opposed to rent a 1 property andevery effort ought to be made to cite absentee landlords for failure to properly maintain their property or provide the requisit-e services to their tenants. Assistance should be given to the aged, infirm or otherwise handicapped to facilitate their compliance with City codes in order to allow them to maintain their homes. KEY ISSUES AND RECOMMENDATlOHS Action Recommendations 1. Maintain the existing residential character and zoning. Z. Explore designating Globeville as a target area for the DURA single family rehab. program. 3. Assist residents to become aware of grants, loans, and volunteer workers for assisting with home maintenance and improvements. 4. Develop housing on vacant land where feasible. 5. Modernize and reduce density in the Stapleton Housing 37 Responsibility Resident'S Globeville Civic Assn. Planning Office Denver Urban Renewal Authority Globeville Civic Assn. Denver Urban Renewal Authority Planning Office Community Development Agency Non-profit organizations Private developers/individuals Denver Housing Authority Denver Health and Hospitals

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Action Re'commendati ons 6. Determine the status and future of abandoned structures and vacant lots. Rehabilitate vacant buildings; inform building owners of options; explore the use of eminent domain for purchase, rehabilitation, and sale. 7. Target police presence in the neighborhood to reduce vandalism and crime. 8. Survey the neighborhood for lighting adequacy. lnstall lighting on streets and alleys where needed. 9. Maintain a high level of trash collection service. 10. Identify residential areas where junk cars are being stored and other environmental code violations are occurring. Target and maintain sanitation, health, parking, animal control, building and zoning code enforcement at high levels. 38 Responsibility Public Works Building Inspection Section P1anning Office Denver Urban Renewal Authority Denver Police Department Globeville Civic Association Public Service Company of Colo. Public Works Public WorksSanitation Services Public Works-Code Enforcement Public WorksParking Management Dept. of Health and Hospitals Public WorksAnimal Control Public WorksBuilding Inspection Zoning Administration

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VII. NEIGHBORHOOD 1;3USINESS OVERVIEW There is a special concern about the limited number and variety of neighborhood shops, services, and jobs for lo .. cal residents, particularly on north Washington Street where the commercial strip traditionally supported the residents' needs. There is a desire to encourage a Globeville business district on the findings of new market studies and scrutiny of:existing "f9r their:. potential to expand i;1 the neighborhood. There appears to be adequate commercial toning to al-low expansion o.f convenience retail goods and services,_ .but th.i s has not taken p 1 ace. Th.e number, .. range and quality of shops and services decreased when the neighborhood was perceived as deteriorating. There is agreement that for businesses to survive there must be ingress and egress to capture_the disposable income that is available from the traffic flow along Washington Street. In revitalizing the neighborhood commercial strip a joint effort with the City, the Denver Chamber of Commerce and the minority Chambers of Commerce should be established to determine feasibility and to define an implementable program. KEY ISSUES AND RECOMMENDATIONS Action Recommendations Conduct a focused market analysis of the Washington Street (East Globeville) corridor. This study should examine the potential for neighborhood serving retail and personal service businesses, and metropolitan area serving retail and wholesale businesses. Organiie a merchant's association to promote the neighborhood and to plan for redevelopment of the neighborhood which will address a commitment of jobs for local residents. 39 Responstbil itv Economic Development Agency Busfness owners Property owners Planning Office Globeville Civic Association

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APPENDIX l. GLOBEVILLE NEIGHBORHOOD PROFILE Globeville is a unique portrayal of a quiet neighborhood consisting descendents from European immigrants who were the original residents of the area and the Hispanics who are now residing in the neighborhood. According to the Bureau of Census 1980 Neighborhood Statistics Program the ethnic breakdown shows 53% (1;933) are of Spanish origin; (1,300) Anglo; 9.8% Black; 1.1% (41) Native Americans; and (23) Asian. The population of the neighborhood consists of 3,654 persons. The Globeville neighborhood total land.area.consists of 1,287 acres. The following is the land use breakdown in acres by land use. 1. Residential -119.35 2. Commercial 33.54 3. Services -18 _.51 4. Industrial -352.39 5. Transportation/communication/service -246.37 6. Public and Quasi-public -111.24 7. Parks and Recreation -13.58 8. Vacant -97.29 9. .Streets & Highways -294.63 The Central Globeville residential area consists of 153 of which 135 acres are in the R-1 zone district, and approximately 94 (93.87) of those R-1 zoned acres developed as residential. Statistics also show that of the 3,654 persons in the neighborhood, a significant (717) are 15 years old or younger and 11.9% (435) are 65 years and older. This is a higher youth percent than the city average (16.3%) and a less than average elderly population (13%) than for the city. The median age for Globeville was 25 years versus 30 years for the city as a whole. Data also reveals there are 502 families with children under 18 years of age. There are 373 housing units with one or more persons 65 years or older. In 1980 Globeville had 1,190 households of which 47% were occupied by married couples and just under 19% were households headed up by a female head of household. The average number of persons per household was 2.95 vs. 2.27 for the citywide average. The 1980 median value of houses was $35,900 and the median rent consisted of $127 per month. According to 1980 census data the neighborhood consisted of a total of 905 housing units and 279 housing units with a mortgage. The median mortgage payment was $309 per month. Globeville's average household income in 1980 $11,280, well below the citywide average of $19,578. Households with incomes of $25,000 or more, constituted 4.8% and 54.7% had incomes between $7,500 (poverty level) and $25,000 i

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The Globeville unemployment rate in 1980 was 17.6%, three times the citywide rate of If it is assumed that the Globeville unemployment rate remained the same as the city's average in 1980 then the neighborhood's unemployment rate is currently 2 1/2 to 3 times the citywide 1987 rate of 6.2%. Data reveals that among residents 25 years and older, 90% achieved a grade school education or less and 41% were high school graduates including 8% who had completed one or more years of college. Data also reveals about 7% have completed 4 years of college or more. Within Central Globeville, 135 acres of 153 acres is zoned R-1. The area to the north of I-70 is predominantly single-family residential, with some public facilities. It is a well-kept area that is beginning to feel the pressures of industrial and commercial .expans]on.along_its .eastern and western edges. The subarea includes a population of 2,655 persons. Within the area exists 634 families. The Central Globevil.le area to the south of I-70 is generally a single-family area with public ana quasi-public activities. The best overall environmental conditions in Globeville is present in this subarea. The population includes 999 persons and 279 families. 2. BLOCKS RECOMMENDED FOR SIDEWALK CONSTRUCTION For the Globeville mix of commercial, industrial, and residential land uses, sidewalks are needed to link the residential core area with businesses to the east (Washington Street) and west (west of I-25). New sidewalks are recommended at the following locations: 51st Avenue (Burlington Northern Railroad east to Washington Street) Broadway (47th Avenue to 50th Avenue) 48th Avenue (Broadway to Bannock Street) Fox Street (Globeville Road to 39th Avenue which is an access to businesses and hotels) 44th Avenue between Delaware Street and the I-25 overpass (links West Globeville with Garden Place Elementary School) Neighborhood concentrations of elderly, low income, and handicapped residents and employees populations dependent on public transportation and walking suggest a need for adequate pedestrian circulation. ii